Officer Report

Application No.: 16/00211/B Applicant: Mr Christopher Corkish Proposal: Installation of replacement roof tiles to dwelling Site Address: Helvetia Grove Mount West Ramsey Isle Of Man IM8 3HR Case Officer : Mr Chris Balmer Photo Taken: 10.03.2016 Site Visit: 10.03.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of Helvetia, Grove Mount West, Ramsey, located on the western side of Bowring Road and north of Grove Mount West. The property is a two storey semi-detached dwelling.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominantly Residential' use under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.0 PLANNING HISTORY - 3.1 The previous planning applications are considered relevant in the assessment and determination of this application: - 3.2 First floor extension over existing rear extension, installation of dormer to side and roof light on rear elevation (Resubmission) - 04/00346/B - APPROVED - 3.3 First floor extension over existing rear extension, installation of dormer to side and roof light to rear elevation - 03/00898/B - REFUSED. - 3.4 Erection of conservatory to rear elevation - 02/01000/B - APPROVED - 3.5 Erection of replacement front porch - 01/01596/B - APPROVED - 3.6 Extension to dwelling to include integral garage - 97/00134/B - APPROVE

4.0 PROPOSAL - 4.1 The application seeks approval for the installation of replacement roof tiles to dwelling. The existing roof tiles are red fibre tiles and the proposed replacements would be fibre cement slate tiles black in colour with the same height and width.

5.0 REPRESENTATIONS - 5.1 Highway Services have no objection (received on 01.03.2016). - 5.2 Ramsey Commissioners have no objection (received on 18.03.2016).

6.0 ASSESSMENT 6.1 The key issues relate to the visual impact upon the street scene. Visiting the area it was noted that there are a variety of different styles and colours of roof titles in the area, although most are red or dark black/grey slate tiles. In terms of the design and colour the proposal would fit within the area. However, the main issue is whether the change in colour would fit with the appearance of the neighbouring property 'Leyland', which forms the other part of the semi-detached dwelling, attached to the application property. What would result is the roof finishes of the two semi-detached dwellings being different. This would be unusual; however, the site is not within a Conservation Area and the current roof titles do have a darker colour than the original red colour titles, given their age and also mosses which appear to have grown on the tiles. Accordingly, it is considered the proposal would be acceptable in this case as there would be no significant impact upon the visual amenities of the street scene.

7.0 RECOMMENDATION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted

Date of Recommendation:

11.04.2016

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings reference numbers Plan A, Plan B, and Roof title details all received on 23rd February 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 13.04.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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